Landlord Responsibilities in Ontario: What They Must Do by Law
Ontario landlords have significant legal obligations under the Residential Tenancies Act. Many of these obligations cannot be waived by a lease clause. Here's what your landlord is legally required to do — and what to do if they don't.
Maintenance and Repair (RTA s. 20)
Section 20 of the Residential Tenancies Act, 2006 is the foundation of landlord maintenance obligations:
“A landlord is responsible for providing and maintaining a residential complex, including the rental units in it, in a good state of repair and fit for habitation and for complying with health, safety, housing and maintenance standards.”
— RTA, s. 20(1)
This duty is non-waivable: no lease clause, signed agreement, or tenant consent can eliminate it. The duty applies even if the defect predated the tenancy — if the landlord knowingly rented a unit with a mould problem or broken furnace, they remain responsible for remediation.
- Maintain the unit and building in a good state of repair at all times.
- Comply with all health, safety, and property standards bylaws.
- Make repairs even if the problem existed before the tenancy began.
- Replace or repair appliances that were provided as part of the rental.
- Maintain common areas: hallways, elevators, laundry rooms, parking areas.
- Remediate mould, water damage, and other environmental hazards.
Heat Provision
Ontario law requires landlords to maintain a minimum temperature in rental units during heating season. The provincial standard is set in O. Reg. 516/06:
Provincial Standard (O. Reg. 516/06)
- Minimum 20°C from September 1 to June 15
- Applies province-wide to all residential rentals
- Failure to maintain heat is a maintenance violation; file T6
Toronto Standard (Municipal Code Ch. 497)
- Minimum 21°C from September 15 to June 1
- If AC is part of tenancy: maximum 26°C in summer
- Call 311 to report heat complaints in Toronto
If heat fails in your unit, report it in writing to the landlord immediately. If not restored quickly, file a complaint with your city's bylaw enforcement (311 in Toronto) and file a T6 application at the LTB. Both routes can be pursued simultaneously.
Entry Notice Rules (RTA s. 27)
24 Hours Written Notice Required
Your landlord must provide at least 24 hours written notice before entering for: repairs or maintenance, inspections, showing the unit to prospective tenants or buyers, or any other permitted purpose. The notice must state the reason for entry and a specific time between 8 a.m. and 8 p.m.
Vital Services Cannot Be Shut Off (RTA s. 21)
Shutting off utilities is illegal — even if you owe rent
Section 21 of the RTA prohibits landlords from discontinuing the supply of heat, hydro, gas, or water to a rental unit — regardless of any rent arrears or lease terms. This prohibition applies even if the landlord is responsible for paying the utility bills and claims the tenant owes money.
If your landlord shuts off utilities:
- File a T2 application (Application About Tenant Rights) for an emergency hearing. The LTB can order the service restored immediately.
- In urgent situations, seek an emergency injunction in Superior Court — courts take utility shutoffs very seriously.
- The LTB can award substantial compensation, including general damages for the disruption and stress caused.
- Shutting off utilities is also a provincial offence that can result in fines.
Rent Receipts and Last Month's Rent Interest (RTA s. 109)
Two lesser-known but important landlord obligations:
Rent Receipts (s. 109)
A landlord must provide a receipt within a reasonable time if the tenant pays in cash or requests one in writing. Failure to provide a receipt is an offence. Receipts should show the amount paid, the period covered, and the address.
Last Month's Rent (LMR) Interest
The landlord must pay annual interest on the LMR deposit each year, at the same rate as the Ontario rent increase guideline for that year. The interest can be applied as a credit against the last month's rent, or paid out. File a T1 application if the landlord fails to pay.
Ontario Standard Lease (RTA s. 12)
Since April 30, 2018, most private residential landlords in Ontario must use the provincial Standard Form of Lease(the “Ontario Standard Lease”). This standardized form:
- Ensures tenants know their basic rights upfront — the standard lease includes a reference to the RTA and the tenant's key protections.
- Prevents landlords from slipping in illegal clauses buried in custom lease language.
- Is mandatory for most private residential tenancies (exempt: care homes, social housing, some student housing).
If your landlord won't provide the Standard Lease
Send a written request. If the landlord fails to provide the Standard Lease within 21 days of your written request, you are entitled to withhold one month's rent. Once the landlord provides the lease, you must pay the withheld rent within 30 days. Even if you signed a custom lease, any clause that conflicts with the RTA is void.
Proper Eviction Process Required
A landlord cannot evict a tenant through “self-help” methods. The only legal eviction process in Ontario requires:
Valid notice
A proper Form N-notice (e.g., N4 for non-payment, N5 for damage, N13 for renovation) must be served with the correct notice periods.
LTB application
The landlord must file an application with the LTB (e.g., L1 for arrears). The tenant has the right to contest.
LTB hearing and order
The LTB issues an order under s. 83 after hearing both sides. The LTB can refuse to order eviction even if the landlord has grounds, if it's inequitable.
Court Enforcement Office
Only the sheriff (Court Enforcement Office) can physically enforce an eviction order. A landlord cannot remove the tenant themselves.
Illegal eviction tactics — all prohibited
- Changing the locks while the tenant is away
- Removing the tenant's belongings from the unit
- Shutting off utilities to force the tenant out
- Threatening, intimidating, or physically forcing the tenant to leave
- Entering repeatedly to pressure the tenant into leaving
If your landlord uses any of these tactics, call police (unlawful eviction is a criminal matter) and file a T2 application at the LTB for emergency relief.
What to Do If Your Landlord Fails Their Duties
Document everything
Take photos, save text messages and emails, and keep a written record of issues with dates.
Notify in writing
Send a written notice (email is fine) describing the problem and requesting a fix within a reasonable timeframe.
Contact property standards
Your local municipality has a property standards department. File a complaint if the unit is unsafe.
File a T6 with the LTB
A T6 — Tenant Application about Maintenance — allows you to seek remedies including a rent reduction, order for repairs, and compensation.
Get legal advice
Contact Legal Aid Ontario or your local community legal clinic, especially before a hearing.
Lease Clauses Cannot Remove These Rights
Even if your lease contains a clause that appears to waive your landlord's maintenance obligations or permits them to enter without notice, those clauses are void under the RTA. The Act's protections cannot be contracted away, regardless of what you signed. The RTA explicitly provides that any agreement that purports to waive or vary the tenant's rights under the Act is void.
Landlord Obligations in Other Provinces
Each province has its own residential tenancy legislation and enforcement body. The obligations are broadly similar, though details differ:
British Columbia
Residential Tenancy Branch (RTB)RTB can order repairs, compensation, and rent reductions. Landlords must comply with BC's Residential Tenancy Act maintenance standards. Hearings are conducted by arbitrators.
Alberta
RTDRS (Residential Tenancy Dispute Resolution Service)RTDRS handles most landlord-tenant disputes quickly and cheaply. For larger claims, the Court of King's Bench has jurisdiction. Alberta landlords have similar heat and maintenance obligations.
Quebec
Tribunal administratif du logement (TAL)Quebec landlords must keep dwellings in a good state of repair throughout the lease (Civil Code, art. 1854). The TAL can order repairs, rent reduction, and resiliation of lease.